Two-Story Duplex
For Sale
$849,999
1836 NW 70th Street, Miami, FL 33147
Newly built duplex with separately metered utilities and both residences currently leased.
Property Size2,400 SF
Days on Market244
Property Features for 1836 NW 70th Street
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 3BR/3BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$9,392
Building Details
Building Size
2,400 SF
Year Built
2023
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Arena Realty Advisors LLC
(561) 322-8713
Listed By:
Gevork Sarkisian · License #3276719
(561) 322-8713
Source:
Silverleafrealtygroup
Added: Dec 12, 2025
Changed: Aug 13
Last Checked: Aug 13 at 11:29AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Arena Realty Advisors LLC
Investment Insights
Based on property information with market context.
Completed in 2023, this two-story duplex is configured as two townhome-style residences. Each unit offers three bedrooms and three bathrooms, along with tile flooring, stainless steel appliances, and hurricane impact windows. Water and electric service are separately metered for each residence.
Both units are currently rented, providing an existing income-producing setup in Miami. The property combines a two-unit layout with modern construction and individually metered utilities.
Both units are currently rented, providing an existing income-producing setup in Miami. The property combines a two-unit layout with modern construction and individually metered utilities.
Key Highlights
- Two‑unit duplex completed in 2023
- Each residence includes 3 bedrooms and 3 bathrooms
- Two‑story townhome‑style configuration
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,133
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.66%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$962,660
$962.7K
Cap Rate 7%
$687,614
$687.6K
Cap Rate 9%
$534,811
$534.8K
Market Conditions
NOI Build-Up for 2,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$73.4K $30.60/SF
− Vacancy
−$4.7K −$1.95/SF
EGI
$68.8K $28.65/SF
− OpEx
−$20.6K −$8.60/SF
NOI
$48.1K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$962,660
Cap Rate 7%
$687,614
Cap Rate 9%
$534,811
Alternative Uses
Best Use
Multifamily LT 5
$687.6K
$601.7K – $802.2K
NOI $48,133 @ 7.0% cap · market cap 5.66%
Second Best
Apartment 5plus
$633.4K
$554.2K – $738.9K
NOI $44,336 @ 7.0% cap · market cap 5.22%
Theoretical Best
Specialty Retail
$1.62M
$1.42M – $1.89M
NOI $113,401 @ 7.0% cap · market cap 13.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
998
Businesses Nearby
Explore this area
Business Placement
Demographics for 33147, FL
48,823
Population
16,220
Households
3
Avg Household Size
39
Median Age
15%
College-Educated
77%
High-School Grad
7.2 sq mi
ZIP Area
6,781
Density / Sq Mi
$47,728
Median Household Income
$33,385
Median Earnings
$1,359
Median Rent
$301,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Newly built duplex with separately metered utilities and both residences currently leased.
Where is this duplex located?
The property is located at 1836 NW 70th Street Miami, FL.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: Two‑unit duplex completed in 2023; Each residence includes 3 bedrooms and 3 bathrooms; Two‑story townhome‑style configuration
